Simple napkin math: Nutritious & Clean Food (just for me and my dog) + Shelter (small warm and clean place, where I feel myself comfortable) + Sport (equipment, clothing, racing and coaching fees) + Emergency Fund + Travel + Shopping (pretty much just books and coffee)The planProperty TypeI realize that it’s very difficult to achieve great appreciation and a cash flow simultaneously.

I pump food grade anti-freeze through all the new plumbing including the electric on-demand hot water system.

Agreed, baby steps!!! 

We eat very inexpensive foods i.e. rice  and homemade chili every day.

I would get eyes on your unit schedule a walk-through bring some tools quick trick for a toilet is putting food coloring in the tank and if any leaks into the bowl without flushing it you know that you have a constant leak.

@Ralph Poirier thanks for sharing your method, I have considered college renters before but just afraid it would get to much like baby sitting. 

If you rent to a couple with no kids and they have a baby, you are then required to delead the unit with the added expense of putting the tenants up in a hotel during the process.

You pay money; the restaurant gives you food.

Most of them, justifiably, are looking for the low hanging fruit (ie - a newly married couple with a baby on the way, a family relocating to the area because mom/dad got transferred, someone selling their existing house and buying another...you get the picture). 

Plenty of money for dog food pet care cigarettes and beer but nothing for rent so they rely on Uncle Sam ( aka Johnny tax payer)